Aurora commission backs annexation-driven rezones for three South Gun Club Road parcels

The Aurora Planning and Zoning Commission on June 10 recommended that city council approve three related initial zoning map amendments for parcels along South Gun Club Road, voting 6-0 on each item.

Staff presented the trio of requests — two parcels totaling about 20.49 acres for initial zoning to MUR (Mixed-Use Regional), a roughly 10-acre parcel proposed to MUR, and a roughly 35.7-acre parcel proposed to R3 (medium-density multifamily residential). Steven Gubroo, planner with the Aurora Planning and Business Development Department, said the applications are annexation‑driven and no site plans have been submitted, so entitlement decisions at this stage address only the proposed jurisdictional and zoning designations.

The commission’s recommendation follows staff findings that each rezoning request meets the Unified Development Ordinance zoning map amendment criteria under section 146-5.4.1.C. Gubroo noted the parcels are currently in unincorporated Arapahoe County and lie within the Aurora Places comprehensive plan place types (Innovation Campus for the west parcels, Emerging Neighborhood for the east parcel).

Neighbors raised concerns about repeated localized flooding, drainage impacts, traffic and compatibility with nearby Thunderbird Estates. Cindy Hall, a resident who borders the subject parcel for item 8C, told the commission she had submitted about 16 photos documenting storm-related flooding over many years and worried that future development could divert water toward her property: “I probably submitted about 16 of these photos taken over a period of many years…when we get a lot of rain, it’s a doozy out here,” she said, adding that raising developed parcels could worsen runoff onto adjacent lots.

Jonah Weiss, a planner and landscape architect with applicant LJA Engineering, acknowledged a portion of the property falls within the 100-year floodplain but said it is a small area — “about one acre in the southwest corner” — and that floodplain and drainage mitigation are engineering issues handled at later development review stages, not criteria for initial zoning. "Typically when development occurs, the developer is required to make sure that water passes across that property and doesn't get backed up," Weiss said.

Commissioners pressed staff and the applicant on sequencing and technical review. Brandon, the planning division manager, and staff reiterated that initial zoning is a general entitlement determining allowable land uses; more detailed reviews — including site plans, drainage studies, no‑rise analyses, potential FEMA coordination (conditional letter of map revision), traffic studies, and water service arrangements — would occur later in the entitlement and annexation processes. Aurora Water indicated it can provide service at the location, though formal will‑serve or service agreements would be handled through annexation and subsequent steps.

The commission also paused briefly during the hearing to allow members to review a multi-page "blue sheet" of late comments from nearby residents, then reconvened for applicant responses and public testimony. Weiss and staff said coordination with Arapahoe County occurred early in review; staff revised the annexation/zoning boundary to exclude the existing Alama Avenue right-of-way at the county's request.

After discussion, Commissioner Banka moved to recommend approval of item 8A (initial zoning to MUR for the two west parcels, ~20.49 acres); Commissioner Jetic seconded and the motion passed 6-0. Commissioner Jetic moved to recommend approval of item 8B (~10 acres to MUR); Commissioner Bush seconded and the motion passed 6-0. Commissioner Hogan moved to recommend approval of item 8C (~35.7 acres to R3); Commissioner Banka seconded and the motion passed 6-0.

What happens next: the commission’s recommendations will be forwarded to Aurora City Council for consideration; council may affirm, modify, reverse or remand the commission’s recommendations. Staff stressed that technical requirements for floodplain mitigation, drainage, traffic and utilities will be addressed in later development and annexation reviews before any building permits are issued.

Meeting adjournment: the commission concluded other business, heard a brief planning division update, and adjourned.